About this number
Normalized PSF uses Bala's Table - the Singapore Land Authority differential premium reference for valuing leasehold against freehold. Bala values a fresh 99-year lease at 96% of freehold; the curve drops non-linearly, reaching ~75% at 50 years remaining and ~60% at 30 years.
Below 40 years remaining we stop normalizing because the curve diverges from market reality once CPF withdrawal restrictions and bank LTV cliffs dominate.
A separate 5% adjustment applies to projects whose lease commenced before 2023, reflecting the older strata-area measurement convention (which counted air-con ledges and bay windows).
Source: Singapore Land Authority differential premium reference (Bala's Table).
Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| THE WATERINA | 14 | RCR | 3 | 01-05 | 1,539 | $2,775,000 | $1,803 | $1,803 | Nov 2025 | Resale |
| THE WATERINA | 14 | RCR | 3 | 06-10 | 1,302 | $2,610,000 | $2,004 | $2,004 | Nov 2025 | Resale |
| THE WATERINA | 14 | RCR | 3 | 01-05 | 1,765 | $2,960,000 | $1,677 | $1,677 | Nov 2025 | Resale |
| THE WATERINA | 14 | RCR | 2 | 01-05 | 1,066 | $2,250,000 | $2,111 | $2,111 | Sep 2025 | Resale |
| THE WATERINA | 14 | RCR | 3 | 01-05 | 1,367 | $2,850,000 | $2,085 | $2,085 | Sep 2025 | Resale |
| THE WATERINA | 14 | RCR | 1 | 06-10 | 710 | $1,235,000 | $1,738 | $1,738 | May 2025 | Resale |
| THE WATERINA | 14 | RCR | 3 | 06-10 | 1,335 | $2,700,000 | $2,023 | $2,023 | Apr 2025 | Resale |
| THE WATERINA | 14 | RCR | 1 | 06-10 | 635 | $1,105,000 | $1,740 | $1,740 | Mar 2025 | Resale |
| THE WATERINA | 14 | RCR | 3 | 01-05 | 1,292 | $2,510,000 | $1,943 | $1,943 | Dec 2024 | Resale |
| THE WATERINA | 14 | RCR | 2 | 06-10 | 1,055 | $1,930,000 | $1,830 | $1,830 | Oct 2024 | Resale |
| THE WATERINA | 14 | RCR | 4 | 01-05 | 2,142 | $3,500,000 | $1,634 | $1,634 | Oct 2024 | Resale |
| THE WATERINA | 14 | RCR | 3 | 06-10 | 1,302 | $2,630,000 | $2,019 | $2,019 | Aug 2024 | Resale |
| THE WATERINA | 14 | RCR | 3 | 06-10 | 1,356 | $2,668,888 | $1,968 | $1,968 | Jul 2024 | Resale |
| THE WATERINA | 14 | RCR | 3 | 01-05 | 1,356 | $2,560,000 | $1,888 | $1,888 | May 2024 | Resale |
| THE WATERINA | 14 | RCR | 4 | 01-05 | 1,755 | $3,200,000 | $1,824 | $1,824 | May 2024 | Resale |
| THE WATERINA | 14 | RCR | 3 | 06-10 | 1,356 | $2,640,000 | $1,947 | $1,947 | Apr 2024 | Resale |
| THE WATERINA | 14 | RCR | 3 | 06-10 | 1,313 | $2,500,000 | $1,904 | $1,904 | Jan 2024 | Resale |
| THE WATERINA | 14 | RCR | 3 | 06-10 | 1,345 | $2,550,000 | $1,895 | $1,895 | Jan 2024 | Resale |
| THE WATERINA | 14 | RCR | 1 | 06-10 | 710 | $1,200,000 | $1,689 | $1,689 | Jan 2024 | Resale |
| THE WATERINA | 14 | RCR | 3 | 01-05 | 1,356 | $2,580,000 | $1,902 | $1,902 | Sep 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.